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look at such sites more holistically than in the past and take a more qualitative approach to them. For <br />example, it might be that the permitting requirements for a 50 -acre industrial site with 30 acres of <br />wetlands reduced the developable acreage on the site, allowing the City to make practical as well as legal <br />determinations about what could be done on the site. <br />Mr. Clark observed that the City had gone through the Eugene Comprehensive Lands Assessment to <br />determine its land need, but that need was based on assumptions that, for example, the hypothetical site <br />mentioned by Mr. Dedrick was actually 50 acres of available land. He asked what the City was doing to <br />remediate the need when it removed such acreage from the supply. Mr. Dedrick pointed out the City had <br />more industrial acreage than it projected the need for. However, when staff examined the supply it <br />realized most of the industrially designated parcels were small in size and there were few large industrial <br />parcels. The State had facilitated an examination outside the formal lands assessment process by <br />acknowledging the need for cities to consider long -term economic possibilities. <br />Mr. Clark questioned what the City would do if its plans for a property were not the same as those of the <br />property owner. Mr. Dedrick did not anticipate the City would identify lot -by -lot redevelopment <br />opportunities but staff would monitor the implementation of the policies over time. If certain <br />redevelopment assumptions were not being met, it was possible to revisit and adjust them in the future. <br />The City would attempt to both follow and plan for the marketplace using incentives and tools different <br />than those currently in place. Mr. Clark asked what the City was doing to evaluate the marketplace. Mr. <br />Dedrick said staff considered the financial aspects of the land supply but had not surveyed property <br />owners about their intentions. He said such surveys might be appropriate at the area planning stage. <br />Ms. Ortiz suggested that land assembly of underutilized land might a way to facilitate redevelopment in <br />areas of west Eugene. <br />Ms. Ortiz observed that 400 acres of need was a lot. She was disappointed by the lack of large industrial <br />parcels in Eugene. <br />Ms. Ortiz asked what incentive a business would have to locate inside the urban growth boundary where <br />taxes were higher if land was available outside the boundary. Mr. Dedrick said that the provision of <br />services was one reason. He noted that under the approach contemplated, areas outside the boundary <br />would not be included until needed. <br />Mr. Zelenka endorsed Mr. Dedrick's remarks about monitoring and readjusting the strategies as needed. <br />Mr. Zelenka asked how Eugene would manage the addition of more industrial acreage and how it would <br />prevent land values in the areas to be brought inside the urban growth boundary from skyrocketing. Mr. <br />Dedrick suggested that the rate at which City services were extended to such areas was one way of <br />managing the addition. He believed that such lands could be incorporated in a planned fashion. <br />Responding to a question from Mr. Zelenka, Mr. Dedrick said the 400 acre number was based on the need <br />for large industrial parcels and was the result of the work of the Community Resource Group (CRG), <br />which was not necessarily in consensus on the exact number but was in consensus about the need for <br />large industrial parcels. Mr. Zelenka requested a background memorandum explaining how the number <br />was arrived at. <br />Mr. Pryor appreciated the logic of trying to take something of limited value in the form of small industrial <br />sites and converting them to greater value by rezoning them to commercial. He believed that approach <br />MINUTES— Eugene City Council/ February 28, 2010 Page 3 <br />Eugene Planning Commission Joint Work Session <br />